xOCP Amendment Mixed Employment xRezoning …...Staff Report to Council File: 7915-0185-00 Additional Planning Comments Page 2 RECOMMENDATION SUMMARY xCouncil receive this report as

City of Surrey ADDITIONAL PLANNING COMMENTS

File: 7915-0185-00

Planning Report Date: July 24, 2017

PROPOSAL:

OCP Amendment for a portion from "Urban" to "Mixed Employment" Rezoning from RA and IB to CD (based on IB-3) Development Permit

to permit the development of a two-storey multi-tenant business park building and a future three-storey business park building.

LOCATION: 3032 - Croydon Drive 3035 – 156 Street

OWNER: Rosemary Business Park Ltd. City of Surrey

ZONING: RA and IB

OCP DESIGNATION: Mixed Employment and Urban

NCP DESIGNATION: Business Park and Creek Preservation Areas

Staff Report to Council File: 7915-0185-00

Additional Planning Comments

Page 2 RECOMMENDATION SUMMARY

Council receive this report as information. Council grant Third Reading to OCP Amendment By-law No. 19296 and Rezoning By-law No. No. 19297.

Council file Development Variance Permit No. 7915-0185-00.

RATIONALE OF RECOMMENDATION

At the Regular Council – Public Hearing meeting of June 26, 2017, the subject application was referred back to staff to work with the applicant to review the building envelope and the potential for increased on-site tree retention as part of creating a larger buffer zone between the proposed business park development and adjacent residential dwellings. The applicant has undertaken further review of the proposed building envelope in Phase II. As the majority of on-site by-law sized trees that could be targeted for retention are located within the future building envelope, it is challenging to retain additional on-site trees especially given existing site constraints (i.e. the presence of a significant B.C. Hydro corridor and riparian area dedication) which reduce the overall developable area.

The applicant has committed to re-evaluating the building envelope and the potential for installing additional on-site landscaping as part of the detailed design process for the subsequent phase of development (Phase II). In addition, the applicant proposes to retain the existing by-law sized trees that are located within the future building envelope, until this portion of the site is developed in the future.

In response to Council’s direction for the proposed watercourse setback, the applicant is now proposing to dedicate the entire 15 metre (49 ft.) setback area, measured from top-of-bank, for the Class B watercourse along the north lot line that is required under the Zoning By-law. Consequently, the applicant no longer requires a Development Variance Permit (DVP) to reduce the minimum setback requirement from top-of-bank for a Class B watercourse and avoids the need to secure a 5 metre (16 ft.) wide statutory right-of-way for drainage access on the subject property, given the change in approach.

With the elimination of the streamside setback variance, the amount of land to be conveyed to the City for conservation purposes is increased from 1,045 square metres (11,245 sq. ft.) to 1,599 square metres (17,210 sq. ft.). The additional area to be conveyed to the City will help support the natural wildlife habitat within the City owned greenbelt, and helps to address concerns raised by area residents at the Public Hearing.

The subject property and the adjacent residential developments are separated by a dedicated riparian area and City owned greenbelt, which is approximately 118 metres (387 ft.) wide. As such, a large treed buffer currently exists between the proposed business park development and adjacent multi-family developments which protects view corridors and preserves wildlife habitat.



Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. Council receive this report as information. 2. Council grant Third Reading to OCP Amendment By-law No. 19296 and Rezoning By-law

No. 19297. 3. Council file Development Variance Permit No. 7915-0185-00. ADDITIONAL PLANNING COMMENTS Background

At the Regular Council – Land Use Meeting of June 12, 2017, Council considered a Planning Report for Development Application No. 7915-0185-00 which proposed an Official Community Plan (OCP) amendment from Urban to Mixed Employment for a portion of the site as well as rezoning for portions of the site from "One-Acre Residential Zone (RA)" and "Business Park Zone (IB)" to "Comprehensive Development Zone (CD)" [based on "Business Park (3) Zone (IB-3)"], a detailed Development Permit (DP) for a two-storey multi-tenant building and a General DP for a three-storey multi-tenant building that is be developed as part of a future phase of development. The applicant also proposed a Development Variance Permit (DVP) in order to reduce the minimum setback requirement from top-of-bank for a Class B watercourse from 15 metres (49 ft.) to 10 metres (33 ft.), at the closest point, to accommodate the development. At the Regular Council – Public Hearing meeting of June 26, 2017, the application was referred back to staff to work with the applicant to review the building envelope and the potential for increased on-site tree retention as part of creating a larger buffer zone between the proposed business park development and adjacent residential dwellings.

Concerns Expressed at Public Hearing

At the Regular Council – Public Hearing of June 26, 2017, the following concerns were raised by adjacent property owners regarding the proposed development:

o the extent of on-site tree removal; o wildlife habitat loss; o impacts of development on riparian areas, greenbelts and personal view corridors; and o the proposed setback relaxation for the Class B watercourse along the north lot line.

In addition, a petition in opposition of the proposed development was submitted on behalf of 104 property owners who expressed similar concerns as those noted above.



Page 4 Discussion

The applicant advises that the majority of on-site by-law sized trees that could be targeted for retention are located within the future building envelope. As such, it will be challenging to retain additional on-site trees given existing site constraints. The applicant has committed to re-assessing the building envelope location and the potential for installing additional on-site landscaping as part of the detailed design process for a subsequent phase of development (Phase II).

The applicant proposes to retain the existing by-law sized trees that are located within the future building envelope until this portion of the site is developed in the future.

Under the development concept presented at the Public Hearing, the applicant proposed a 10 metre (33 ft.) setback from top-of-bank of the Class B watercourse (Upper Titman Creek), plus a 5 metre (16 ft.) wide drainage access corridor, which was to be secured through a combined Restrictive Covenant/Statutory Right-of-way. The applicant subsequently revised their proposal to forego the 5 metre (16 ft.) wide drainage access corridor in favour of providing a full 15 metre (49 ft.) setback, from top-of-bank of the watercourse, in accordance with the provisions identified in the Zoning By-law. By doing so, the need for a variance for streamside setbacks has been eliminated. With the increase in setback, the amount of land to be conveyed to the City is increased from 1,045 square metres (11,245 sq. ft.) to 1,599 square metres (17,210 sq. ft.). The additional area to be conveyed to the City will help support the natural wildlife habitat within the City owned greenbelt, which helps to address concerns raised by area residents at the Public Hearing. The subject property is noted to be located a minimum of 57 metres (187 ft.) from the nearest multi-family development (Headwaters) at 15428 – 31 Avenue. In addition, the subject property and the adjacent residential developments are separated by a dedicated riparian area and City owned greenbelt, which is approximately 118 metres (387 ft.) wide. As such, a large treed buffer currently exists between the proposed business park development and adjacent multi-family developments which protects view corridors and preserves wildlife habitat.

Conclusion and Recommendation At the Regular Council – Public Hearing Meeting of June 26, 2017, a number of concerns were raised by area residents regarding tree loss and buffering, and for the proposed creek setback. Following the Public Hearing, the application was referred back to staff to work with the applicant to review the building envelope and potential for increased on-site tree retention as part of creating a larger buffer zone between the proposed business park development and adjacent residential dwellings. In response to the discussion at the Regular Council – Public Hearing Meeting, the applicant has offered to convey the entire 15 metre (45 ft.) wide setback area, as measured from the top-of-bank for the adjacent Class B watercourse on the north lot line and to re-assess the proposed building location as part of a future phase of development. Staff are of the view that the proposed revisions respond to Council’s direction appropriately, as a variance to reduce the setback from the creek will not be required. Further, these changes should help to address a number of the concerns raised during the Public Hearing.



Page 5

Staff recommend that Council grant Third Reading to OCP Amendment By-law No. 19296, Rezoning By-law No. 19297 and file Development Variance Permit No. 7915-0185-00.

INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners and Action Summary Appendix II. Planning Report – June 12, 2017 (exclusive of Appendices)

original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development MRJ/da

APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Maggie Koka

Aplin & Martin Consultants Ltd. Address: 13450 – 102 Avenue, Suite 1680 Surrey, BC V3T 5X3

2. Properties involved in the Application

(a) Civic Address: 3032 - Croydon Drive 3035 – 156 Street

(b) Civic Address: 3032 - Croydon Drive Owner: Rosemary Business Park Ltd. PID: 011-419-920 Parcel "A" (M26060E) Lot 3 Section 23 Township 1 New Westminster District Plan

9266 (c) Civic Address: 3035 – 156 Street Owner: City Of Surrey PID: 028-916-786 Lot 2 Section 23 Township 1 New Westminster District Plan BCP51422

3. Summary of Actions for City Clerk's Office

(a) Council grant Third Reading to By-law Nos. 19296 and 19297.

(b) Council file Development Variance Permit No. 7915-0185-00.

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7915-0185-00 Planning Report Date: June 12, 2017

PROPOSAL:

OCP Amendment for a portion from "Urban" to "Mixed Employment" Rezoning from RA and IB to CD (based on IB-3) Development Permit Development Variance Permit

to permit the development of a two-storey multi-tenant business park building and a future three-storey business park building.

LOCATION: 3032 - Croydon Drive 3035 – 156 Street

OWNER: Rosemary Business Park Ltd. City of Surrey

ZONING: RA and IB

OCP DESIGNATION: Mixed Employment and Urban

NCP DESIGNATION: Business Park and Creek Preservation Areas

Appendix II


Planning & Development Report

Page 2 RECOMMENDATION SUMMARY

By-law Introduction and set date for Public Hearing for: o OCP Amendment; and o Rezoning.

Approval to draft a detailed Development Permit for a two-storey multi-tenant building proposed along Croydon Drive (Building 1). Approval to draft a General Development Permit for a three-storey multi-tenant building that will be located at the rear of the subject site proposed as part of a future phase of development (Building 2). Approval for Development Variance Permit to proceed to Public Notification.

DEVIATION FROM PLANS, POLICIES OR REGULATIONS

Proposed amendment to the Official Community Plan (OCP) from "Urban" to "Mixed Employment" for the westerly portion of 3035 – 156 Street (Appendix VI). Proposed variance to reduce the minimum setback requirement from top-of-bank for a Class B watercourse.

RATIONALE OF RECOMMENDATION

An OCP Amendment is required to achieve the proposed land-use and to facilitate consolidation of the subject property located at 3032 Croydon Drive, designated "Mixed Employment" in the OCP, with the westerly portion of 3035 – 156 Street, currently designated "Urban" in the OCP. The proposal complies with the "Business Park" designation in the Rosemary Heights Business Park Neighbourhood Concept Plan (NCP).

A General Development Permit (DP) is required to facilitate the development of a future business park building (Building 2) that is proposed in a future phase of development. The General DP sets out the general guidelines that will help to ensure a high-quality development is achieved and, specifically, sets out proposed site access, parking requirements, density and building form. The applicant is required to submit a separate detailed DP application for Building 2, based on the General DP, when the rear portion of the subject property redevelops.

The proposal is consistent with the conceptual site design for business park development located adjacent to the B.C. Hydro corridor in the Rosemary Heights Business Park NCP (Appendix VIII).

The development application was in process prior to Council having adopted changes to the Zoning By-law and Official Community Plan (OCP) that allow for the protection of riparian areas under Part 7A Streamside Protection of the Zoning By-law and through the Development Permit Guidelines in the OCP for Sensitive Ecosystems.



Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. an OCP Amendment By-law be introduced to:

(a) amend "Figure 3: General Land Use Designations" by re-designating a portion of the subject property at 3035 – 156 Street from Urban to Mixed Employment; and

(b) amend "Figure 42: Major Employment Areas" by adding the Mixed Employment designation to a portion of the subject property at 3035 – 156 Street;

and a date be set for Public Hearing.

2. Council determine the opportunities for consultation with persons, organizations and

authorities that are considered to be affected by the proposed amendment to the Official Community Plan, as described in the Report, to be appropriate to meet the requirement of Section 475 of the Local Government Act.

3. a By-law be introduced to:

(a) rezone the subject site at 3032 Croydon Drive from "One-Acre Residential Zone (RA)" to "Comprehensive Development Zone (CD)"; and

(b) rezone a portion of the subject site at 3035 – 156 Street, shown as Block B, on the attached Survey Plan (Appendix I) from "Business Park Zone (IB)" to "Comprehensive Development Zone (CD)";

and a date for Public Hearing be set.

4. Council authorize staff to draft Development Permit No. 7915-0185-00 for the following:

(a) Form and Character; and

(b) Sensitive Ecosystems; generally in accordance with the attached drawings (Appendix II). 5. Council approve Development Variance Permit No. 7915-0185-00 (Appendix V), to reduce

the minimum setback requirement from the top-of-bank for a Class B watercourse from 15 metres (49 ft.) to 10 metres (33 ft.), at the closest point, to accommodate the proposed development, to proceed to Public Notification.

6. Council instruct staff to resolve the following issues prior to final adoption:

(a) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering;

(b) submission of a subdivision layout to the satisfaction of the Approving Officer;



Page 4

(c) successful acquisition of the westerly portion of 3035 – 156 Street; (d) final approval from the Ministry of Transportation & Infrastructure;

(e) final approval from B.C. Hydro; (f) submission of a finalized tree survey and a statement regarding tree preservation

to the satisfaction of the City Landscape Architect; (g) submission of a landscaping plan and landscaping cost estimate to the

specifications and satisfaction of the Planning and Development Department; (h) the applicant satisfy the deficiency in tree replacement on the site, to the

specifications and satisfaction of the Planning and Development Department; (i) demolition of existing buildings and structures to the satisfaction of the Planning

and Development Department; (j) resolution of all urban design issues to the satisfaction of the Planning and

Development Department; (k) registration of a Section 219 Restrictive Covenant to adequately address the City’s

needs with respect to public art, to the satisfaction of the General Manager Parks, Recreation and Culture;

(l) discharge of Restrictive Covenant BE1497713 on 3035 – 156 Street which prohibits

the submission of a Development Permit application on the lands until adequate works and services are available; and

(m) completion of a Sensitive Ecosystem Development Permit to the satisfaction of the

General Manager, Planning & Development Department. REFERRALS Engineering: The Engineering Department has no objection to the project subject

to the completion of Engineering servicing requirements as outlined in Appendix III.

Parks, Recreation & Culture:

A P-15 agreement is required for the monitoring and maintenance of the conveyed riparian area.

Ministry of Transportation & Infrastructure (MOTI):

No concerns. MOTI to approve any subdivision or road dedication plan. No storm drainage shall be directed into MOTI systems. This includes collection/run-off of storm drainage from the internal road system. All storm water to be directed to a municipally maintained storm system.

Surrey Fire Department: No concerns.



Page 5 B.C. Hydro:

The applicant is working with B.C. Hydro to address electric field impacts and ensure sufficient building setbacks are achieved from the B.C. Hydro corridor. Final approval from B.C. Hydro is required before Final Approval.

SITE CHARACTERISTICS Existing Land Use: Vacant parcel. Adjacent Area:

Direction Existing Use OCP/NCP Designation Existing Zone

North:

Single family dwellings on acreage parcels

Mixed Employment/Business Park and Creek Preservation Areas

RA

East:

Riparian preservation and City-owned parkland

Urban/Business Park, Creek and Preservation Areas and Multiple Residential (15 – 25 u.p.a.)

RM-30

South:

Single family dwellings on acreage parcels

Mixed Employment and Urban/Business Park and Creek Preservation Areas

RA and IB

West (Across Croydon Drive):

Intersection of Highway No. 99 and 152 Street, beyond which is SouthPoint Exchange Mall

Commercial and Urban/Commercial and Single Family Residential (6 u.p.a.)

RF and CD (By-law Nos. 14763 and 15113)

JUSTIFICATION FOR PLAN AMENDMENT

The subject property at 3032 Croydon Drive is designated "Mixed Employment" in the Official Community Plan (OCP). An OCP Amendment is required to achieve the proposed land-use in future Phase II and to facilitate consolidation of the subject property with the westerly portion of 3035 – 156 Street, currently designated "Urban" in the OCP. The proposed OCP Amendment to re-designate the westerly portion of 3035 – 156 Street from Urban to Mixed Employment (in Figure 3 of the OCP) and to add the westerly portion of 3035 – 156 Street to the Mixed Employment designation (in Figure 42 of the OCP) is consistent with the City’s goal of promoting employment activities and fostering business park development in the Rosemary Heights Business Park NCP. The adjacent northerly property at 3050 - Croydon Drive is designated "Mixed Employment" in the OCP. The southerly property at 3010 - Croydon Drive will require a similar OCP Amendment on the easterly portion of the site from Urban to Mixed Employment in order to accommodate future development.



Page 6 DEVELOPMENT CONSIDERATIONS Background

The subject property at 3032 Croydon Drive is designated "Mixed Employment" in the Official Community Plan (OCP), "Business Park" and "Creek Preservation Areas" within the Rosemary Heights Business Park Neighbourhood Concept Plan (NCP) and zoned "One-Acre Residential Zone (RA)". The applicant proposes to consolidate the property at 3032 Croydon Drive with the westerly portion of 3035 – 156 Street which is designated "Urban" in the OCP as well as "Business Park" and "Creek Preservation Areas" in the Rosemary Heights Business Park NCP.

The westerly portion of 3035 – 156 Street is zoned "Business Park Zone (IB)". The property is being held "in trust" by the City of Surrey until a purchase agreement is reached between the applicant and Woodbridge Homes (156th) Ltd. The property was originally created as part of the adjacent townhouse development at 3039 – 156 Street under Development Application No. 7911-0243-00. At the time, the westerly portion of 3035 – 156 Street was rezoned to IB with the expectation it would be consolidated with the adjacent industrial properties as part of a larger land assembly and subsequently re-developed for business park uses. The consolidation must be completed by September, 2017 or the City will retain ownership of the IB Zoned portion of 3035 – 156 Street. The applicant is working with Woodbridge Homes (156th) Ltd. to complete the purchase agreement before the September, 2017 deadline.

The subject property is impacted by a B.C. Hydro right-of-way running through the centre of the site and a tributary to Upper Titman Creek in the northeastern portion of the site, both of which significantly limit development potential. The right-of-way and riparian area affects approximately 7,297 square metres (78,544 sq. ft.) or 68% of the total site area.

Current Proposal

The applicant proposes an OCP Amendment to re-designate the westerly portion of 3035 - 156 Street from "Urban" to "Mixed Employment" in order to achieve the proposed land-use and to facilitate consolidation with the subject property at 3032 - Croydon Drive which is designated "Mixed Employment" in the OCP. The applicant proposes to rezone the property from "One-Acre Residential Zone (RA)" and "Business Park Zone (IB)" to "Comprehensive Development Zone (CD)" (based on the "Business Park (3) Zone") and a Development Permit in order to construct a two-storey multi-tenant business park building along Croydon Drive (Building 1).

In a future phase of development, the applicant proposes to construct a three-storey multi-tenant business park building on the eastern boundary of the subject property (Building 2). A General Development Permit (DP) is required for the future business park building to set out the general guidelines that will help to ensure a high-quality development is achieved including proposed site access, parking requirements, building form and floor area. A separate detailed DP application is required for future phases of development on the subject property.



Page 7

The applicant is proposing a Development Variance Permit (DVP) to vary Part 7A of the Zoning By-law to reduce the minimum setback requirement, measured from top-of-bank, for a Class B watercourse from 15 metres (49 ft.) to 10 metres (33 ft.) to accommodate the proposed development.

Proposed CD By-law

The proposed CD By-law (Appendix VII) is based on the "Business Park (3) Zone (IB-3)" with modifications to the permitted density, lot coverage, setbacks, building height, landscaping and subdivision requirements. The proposed changes are noted in the table below:

By-law Comparison IB-3 Zone Proposed CD Zone Density Floor area ratio of 1.00 if amenities

are provided in accordance with Schedule G of Surrey Zoning By-

law, 1993, No. 12000.

Maximum floor area ratio of 1.09

Lot Coverage Maximum lot coverage of 60% Maximum lot coverage of 46% Setbacks Principal Building

Front = 7.5 m. (25 ft.) Rear = 7.5 m. (25 ft.) Side = 7.5 m. (25 ft.)*

Principal Building

Front (West) = 3 m. (10 ft.) Rear (East) = 2.6 m. (9 ft.)

Side (North) = 7.5 m. (25 ft.)** Side (South) = 9.5 m. (31 ft.)***

Height Principal Building

14 m. (46 ft.)

Principal Building

14.6 m. (48 ft.) Landscaping Along the developed sides of the

lot which abut a highway, a continuous landscaping strip of not less than 3 metres (10 ft.) in

width shall be provided from back of curb or projected future curb

location.

Along the developed sides of the lot which abut a highway, a

continuous landscaping strip of not less than 1.5 metres (5 ft.) in

width shall be provided from back of curb or projected future

curb location, except at driveways and adjacent to

buildings. Subdivision Minimum lot width of 30 metres

(100 ft.)

Minimum lot depth of 30 metres (100 ft.)

Minimum lot size of 2,000 sq. m.

(0.5 acre)

Minimum lot width of 50 metres (164 ft.)

Minimum lot depth of

150 metres (492 ft.)

Minimum lot size of 1.85 acres (0.75 hectare)

* One side yard setback may be reduced to 3.6 metres (12 ft.) if adjacent to commercial or industrial land. ** The side (north) yard setback may be reduced to 2.9 metres (10 ft.) at the northwest corner of the subject site. *** The side (south) yard setback may be reduced to 2.9 metres (10 ft.) at the southwest corner of the subject site.



Page 8

The floor area ratio (FAR) of 1.09 is higher than allowed under the IB-3 Zone given that the subject property is significantly encumbered by a B.C. Hydro right-of-way. In addition, the applicant proposes to convey the riparian area to the City for conservation purposes. However, the B.C. Hydro corridor and riparian area are considered undevelopable for the purposes of calculating FAR. If they were included in the calculation, the FAR would be 0.39 over the entire site for the proposed development and, therefore, would be lower than the maximum 1.0 FAR permitted under the IB-3 Zone. The minimum setback requirements in the CD By-law reflect site constraints due to the B.C. Hydro right-of-way and riparian area dedication which reduces the overall developable area. The setbacks will provide for functional building envelopes and take into account the setback requirements for future "Building 2" which is proposed as part of a later phase of development. In addition, the setbacks are consistent with the conceptual design for land affected by the B.C. Hydro right-of-way (Appendix VIII) and Design Guidelines for the Rosemary Heights Business Park NCP.

The proposed density, lot coverage, building height and setback requirements specified in the CD By-law are designed to take into account the multi-tenant building anticipated in Phase II and, therefore, avoid the need to further amend the CD Zone to accommodate future phases of development on-site.

The landscaping requirements identified in the CD By-law are considered sufficient to provide a suitable visual buffer and is appropriate given a 3 metre (10 ft.) minimum setback was established for the proposed multi-tenant building on Croydon Drive.

The minimum subdivision requirements prescribed in the CD By-law reflect the current proposal and ensure larger lot consolidations are achieved, in keeping with the Rosemary Heights Business Park NCP.

All other aspects of the proposed CD By-law comply with the provisions of the IB-3 Zone.

Sensitive Ecosystem Development Permit (Streamside Protection)

The subject property is located within a Sensitive Ecosystem Development Permit Area, along the northern boundary, for Upper Titman Creek. In accordance with Part 7A of the Zoning By-law, the minimum setback requirement, measured from top-of-bank, for a Class B watercourse is 15 metres (49 ft.). The applicant is requesting a variance to reduce the minimum setback from top-of-bank to 10 metres (33 ft.) in order to accommodate the proposed development. The riparian area located directly east of the subject property at 3035 – 156 Street was conveyed to the City for the purposes of riparian protection in 2012 under Development Application No. 7911-0243-00. The riparian protection area was established as part of the Environmental Review Committee (ERC) process which included a representative from the Department of Fisheries and Oceans (DFO).

The current development application on the subject property was in process at the time the Streamside Protection regulations in Part 7A of the Zoning By-law were adopted by Council on September 12, 2016 (Corporate Report No. R188).



Page 9

The applicant submitted a Detailed Riparian Areas Regulations (RAR) Report (dated March 22, 2017) and Peer Review (dated April 18, 2017) which confirm a 10 metre (33 ft.) setback from top-of-bank is RAR compliant and meets the objectives outlined in the OCP for protecting sensitive ecosystems.

The applicant will convey the Streamside Protection Area, measured to 10 metres (33 ft.) from top-of-bank, to the City for conservation purposes and enter into a P-15 Agreement for the future monitoring and maintenance of replanting within the riparian area.

In addition, the applicant will register a combined Restrictive Covenant/Statutory Right-of-way over the 5 metre (16 ft.) drainage access corridor along the northern boundary which is provided over and above the Streamside Protection Area.

Sensitive Ecosystem Development Permit (Green Infrastructure)

The property is located within a Development Permit Area (DPA) for Sensitive Ecosystems (Green Infrastructure) under the Official Community Plan (OCP) given its proximity to a Regional BCS Corridor.

The City of Surrey Biodiversity Conservation Strategy (BCS) Green Infrastructure Network (GIN) map, adopted by Council on July 21, 2014 (Corporate Report No. R141; 2014), identifies a Regional BCS Corridor (ID #21 and #23) within 50 metres (164 ft.) of the subject property with a low (ID #23) to moderate (ID #21) ecological value.

A Qualified Environmental Professional (QEP) prepared an Impact Mitigation Plan (IMP) dated March 24, 2017 and revised on June 2, 2017. The IMP confirms that the proposed development will not negatively impact the Regional BCS Corridor along Corydon Drive (ID #23) or the east lot line (ID #21). The IMP notes that the proposed development will provide for additional on-site landscaping opportunities along Croydon Drive which will improve the natural habitat and encourage wildlife movement, particularly songbirds and small mammals. In addition, the BCS corridor located along the eastern boundary of the subject property (ID #21) will not be affected by the development and appears well protected within the existing greenbelt and City-owned parkland. As a condition of Development Permit issuance, the applicant will be required to submit a landscape planting plan with appropriate plantings to enhance the portion of the site within the Sensitive Ecosystem DPA.

DESIGN PROPOSAL AND REVIEW Proposed Building on Croydon Drive (Building 1)

The applicant is proposing to construct a two-storey multi-tenant business park building on Croydon Drive with approximately 1,174 square metres (12,638 sq. ft.) of office space located within four units.



Page 10

The building materials include a hardie-panel reveal system with coloured accents, storefront vinyl windows and entrance doorways, hardie fascia boards, pre-finished metal flashing, glass canopies, metal accent roofs along the eastern building façade as well as second-storey outdoor patios with aluminum and glass railings. The design includes an attractive westerly façade with significant glazing elements that wrap around the southwest corner of the proposed building.

The proposed building is considered attractive, well-designed and provides an appealing addition to the Rosemary Heights Business Park NCP.

Driveway Access, On-site Parking and Pedestrian Circulation

The proposed development is seeking to access Croydon Drive through a reciprocal access easement between 3010 - Croydon Drive and the subject property along the southern property line (Appendix II). The intent of this shared access is to maximize the development area of the two sites due to utilities encumbrances on the two properties, along with the diagonal lot lines relative to Croydon Drive. The applicant is required to provide a second access point on the northern boundary of 3032 - Croydon Drive to protect for future access to the northern property at 3050 - Croydon Drive. The additional driveway access is required to protect the future development potential of 3050 Croydon Drive as well as to avoid a three-party easement agreement between 3010, 3032 and 3050 - Croydon Drive. Should the property at 3010 - Croydon Drive and 3032 - Croydon Drive be consolidated in future, consideration may be given to eliminating the requirement for a second access point along the northern boundary of 3032 - Croydon Drive.

The applicant is required to register a reciprocal access easement between 3032 - Croydon Drive and 3010 - Croydon Drive. If the properties are consolidated in future, a new two-party reciprocal access easement could be registered between the consolidated site and 3050 - Croydon Drive. In order to facilitate this alternate reciprocal access arrangement, staff will review the current lot grading plan for Development Application No. 7915-0185-00 to ensure access to 3050 Croydon Drive can be secured through the subject property in future.

Under the Zoning By-law, a total of twenty-nine parking spaces are required on-site for the proposed office building on Croydon Drive. The applicant proposes to provide seventy-two parking spaces as part of Phase I. An additional fifty-one parking spaces will be provided on-site as part of a future phase of development to ensure there is sufficient on-site parking to accommodate all land-uses.

Pedestrian connectivity is achieved with the provision of an internal sidewalk that extends directly from the western building façade to the multi-use pathway (Pioneer Greenway) on Croydon Drive.

Signage

The applicant is proposing one fascia sign along the western building façade for each unit. The fascia signs will consist of individual channel letters with background illumination on a hidden raceway. The fascia signage will not extend more than 0.5 metre (1.6 ft.) from the building façade, in keeping with the Sign By-law.



Page 11

The fascia signage will be located directly above the windows or doorway of each unit. No fascia signage is permitted on architectural elements or design features on the exterior of the proposed building.

The applicant is proposing one upper-storey fascia sign along the western building façade that provides advertising exposure for a major second-storey tenant, per the Sign By-law.

The upper-storey fascia sign is comprised of individual channel letters with background illumination on a hidden raceway. The fascia signage will not extend more than 0.5 metre (1.6 ft.) from the building façade, in keeping with the Sign By-law.

No free-standing sign is proposed on-site.

Proposed Landscaping

The applicant proposes a 1.5 metre (5 ft.) wide landscape buffer along Croydon Drive to separate the boulevard and western façade of the proposed building which includes low-profile planting in the form of small shrubs and additional groundcover. A variety of medium-sized trees are proposed along the northern and southern building elevations as well as interspersed throughout the on-site parking areas. The species will consist of Japanese Maple, Bowhall Red Maple, Compact Amur Maple, Shrubby Althea, Purpleleaf Sand Cherry, Ace of Hearts Redbud, Serbian Spruce, Japanese Snowbell and Emerald Green Cedar. Decorative paving materials are proposed at the driveway entrance from Corydon Drive.

General Development Permit for Form and Character (Building 2)

The proposed General Development Permit (DP) was drafted based on the Official Community Plan (OCP) Guidelines and the design guidelines for the Rosemary Heights Business Park NCP. The General DP will be used to guide future phases of development on the subject property. A separate detailed DP application is required for Building 2 when the rear portion of the subject property redevelops in future. The General DP will provide direction and establish guidelines for evaluating any detailed DP application submitted as part of a future phase of development. The General DP includes the following information:

o Overall site design (e.g. layout, access and circulation);

o Building information (e.g. floor plans, total floor area, building height, setbacks); and

o Preliminary parking calculations.

The applicant has indicated that proposed Building 2 will include the following:

o The proposed building is three-stories with a total height of 14.6 metres (48 ft.);

o The ground-floor is estimated to be 987.4 square metres (10,600 sq. ft.) in total area;



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o The building is expected to have a total floor area of 2,954 square metres (31,800 sq. ft.);

o The estimate lot coverage is 25.9%;

o The estimated floor area ratio (FAR) for Building 2 is 0.78;

o The applicant anticipates that display, office and warehouse uses will occupy the

ground-floor with office uses on the second- and third-floors of the proposed building;

o The proposed building will require a minimum of 67 parking spaces. A total of 51 stalls are provided in Phase II. A further 72 parking spaces are provided in Phase I for a total of 123 parking spaces on-site in future. A total of 96 parking spaces are required on-site to accommodate all proposed land-uses in Phase I and Phase II;

o The proposed building will utilize the reciprocal access easement required between 3010 - Croydon Drive and 3032 - Croydon Drive as part of Phase I of the development;

o The building materials will include tilt-up concrete panels with generous glazing elements and strategically placed masonry accent materials at the main entrance; and

o The proposed building will reflect the general form, design and character of the proposed building on Croydon Drive constructed as part of Phase I (Building 1).

Overall, the proposed building will be consistent with development in the Rosemary Heights Business Park area and will maintain a high-standard in terms of the form, design and character of future business park buildings within the surrounding neighbourhood.

PRE-NOTIFICATION Pre-notification letters were mailed to 240 property owners within 100 metres (300 ft.) of the subject property on May 2, 2017. Staff received the following response from a nearby property owner. Staff comments are provided in italics:

The resident indicated the subject property should remain single family residential and expressed concerns about potential impacts to adjacent parkland as well as the need for more open space.

(The proposal is consistent with the "Mixed Employment" designation in the OCP and "Business Park" designation in the Rosemary Heights Business Park NCP. In addition, a similar business park development was recently constructed to the north at 3088 - Croydon Drive / 15336 – 31 Avenue. The applicant is proposing to consolidate the subject property at 3032 - Croydon Drive with the westerly portion of 3035 – 156 Street which, as noted above, was originally intended to become part of a larger business park development. No additional parkland or open space is affected by the current proposal. Furthermore, the applicant proposes to dedicate the riparian area to the City for conservation purposes which further expands the adjacent City-owned parkland and greenbelt to provide more open space.)



Page 13 TREES

Nick McMahon, ISA Certified Arborist of Arbortech Consulting prepared an Arborist Assessment for the subject property. The table below provides a summary of the tree retention and removal by tree species: Table 1: Summary of Tree Preservation by Tree Species:

Tree Species Existing Remove Retain

Alder and Cottonwood Trees Red Alder 25 25 0

Black Cottonwood 2 2 0 Deciduous Trees

(excluding Alder and Cottonwood Trees) Bigleaf Maple 7 7 0 Black Locust 2 2 0

Coniferous Trees Grand Fir 2 2 0

Douglas Fir 5 5 0 Western Red Cedar 3 3 0

Total (excluding Alder and Cottonwood Trees) 19 19 0

Additional Trees in the proposed Riparian Area 10 0 10

Total Replacement Trees Proposed (excluding Boulevard Street Trees) 54

Total Retained and Replacement Trees 54

Contribution to the Green City Fund $4,400

The Arborist Assessment states that there are a total of 19 protected trees on the site, excluding Alder and Cottonwood trees. Twenty-seven existing trees, approximately fifty-nine percent of the total trees on the site, are Alder and Cottonwood trees. It was determined that no trees could be retained in Phase I as part of the development proposal. The proposed tree retention was assessed taking into consideration the location of services, building footprints, road dedication and proposed lot grading. The applicant has indicated that no trees will be cleared in advance of Phase II. All trees at the rear of the site will be re-assessed for retention/removal as part of a detailed DP application for future phases of development (i.e. Building 2).



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Table 1 includes an additional 10 protected trees that are located within the riparian area. The trees within the riparian area will be retained, except where removal is required due to hazardous conditions. This will be determined at a later time, in consultation with the Parks, Recreation and Culture Department. A detailed planting plan prepared by a Registered Professional Biologist (R.P. Bio.) and an associated P-15 agreement are required for the monitoring and maintenance of the proposed trees to be planted in the conveyed riparian area.

For those trees that cannot be retained, the applicant will be required to plant trees on a 1 to 1 replacement ratio for Alder and Cottonwood trees, and a 2 to 1 replacement ratio for all other trees. This will require a total of 65 replacement trees on the site. Since only 54 replacement trees can be accommodated on the site, the deficit of 11 replacement trees will require a cash-in-lieu payment of $4,400, representing $400 per tree, to the Green City Fund, in accordance with the City’s Tree Protection By-law.

The new trees on the site will consist of a variety of trees including Japanese Maple, Bowhall Red Maple, Compact Amur Maple, Shrubby Althea, Purpleleaf Sand Cherry, Ace of Hearts Redbud, Serbian Spruce, Japanese Snowbell and Emerald Green Cedar. In summary, a total of 54 replacement trees are proposed on the site with a contribution of $4,400 to the Green City Fund.

PUBLIC CONSULTATION PROCESS FOR OCP AMENDMENT Pursuant to Section 879 of the Local Government Act, it was determined that it was not necessary to consult with any persons, organizations or authorities with respect to the proposed OCP amendment, other than those contacted as part of the pre-notification process. SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on March 30, 2017. The table below summarizes the applicable development features of the proposal based on the seven (7) criteria listed in the Surrey Sustainable Development Checklist.

Sustainability Criteria Sustainable Development Features Summary

1. Site Context & Location

(A1-A2)

The subject property is located within the Rosemary Heights Business Park NCP.

2. Density & Diversity (B1-B7)

N/A



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Sustainability Criteria Sustainable Development Features Summary

3. Ecology & Stewardship (C1-C4)

The development incorporates Low Impact Development Standards (LIDS) in the form of absorbent soils, roof downspout disconnection, on-lot infiltration trenches or sub-surface chambers, sediment control devices, cisterns/rain barrels, vegetated swales/rain gardens/bio-swales and natural landscaping. The applicant will provide on-site tree replacement. The applicant will convey the riparian area, measured to 10 metres (33 ft.) from top-or-bank, to the City of Surrey for conservation purposes. The proposed development will have access to organic waste pick-up.

4. Sustainable Transport & Mobility

(D1-D2)

The proposed development is connected to off-side pedestrian and multi-use pathways (Pioneer Greenway) located on Croydon Drive. The proposal includes covered outdoor waiting areas, pedestrian-specific lighting, bike racks and/or lockers and direct pedestrian linkages to transit stops.

5. Accessibility & Safety

(E1-E3)

The proposal includes clear site lines, a well-lit building exterior and low-lying planting to provide for visual surveillance, in accordance with Crime Prevention Through Environmental Design (CPTED) principles.

6. Green Certification (F1)

N/A

7. Education & Awareness (G1-G4)

The development application review process includes pre-notification letters, a development proposal sign and a Public Hearing which offers concerned residents an opportunity to review/discuss the proposal.

ADVISORY DESIGN PANEL In response to financial requirements and timeline constraints, the proposal was not forwarded to the Advisory Design Panel (ADP) for comment. The proposed development has been reviewed internally by City staff and deemed to be generally acceptable in terms of form, design and character. The applicant has agreed to resolve a number of urban design issues before final adoption, primarily related to the following:

Co-ordination of the architectural drawings to reflect the current design;

Provide additional information on proposed exterior materials and/or finishes;

Introduction of additional design elements (e.g. cornice features, masonry finishes, etc.);

Provide weather protection canopies over building entrances with canopy details to ensure the canopies are architecturally integrated into the overall building design;

Co-ordination of the landscaping proposed beneath the canopies to minimize overhangs;

Replacement of the retaining wall that is proposed along the northern elevation with stairs that meet natural grade and relocate the retaining wall in the parking area to provide a minimum 1.5 metre setback with landscape screening and guard rails; and



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Provision of a different specialty paving material at the driveway entrance. BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance:

To reduce the minimum setback requirement from top-0f-bank for a Class B watercourse from 15 metres (49 ft.) to 10 metres (33 ft.) at the closest point to accommodate the proposed development.

Applicant's Reasons:

The applicant is requesting a setback relaxation from 15 metres (49 ft.) to 10 metres (33 ft.) from the Class B watercourse along the northern boundary of the subject property in order to construct a multi-tenant business park building in Phase II with a functional building envelope.

Staff Comments:

According to the streamside setbacks established under Part 7A of the Zoning By-law, the minimum setback requirement from top-of-bank for a Class B watercourse is 15 metres (49 ft.). The development application on the subject property was in process at the time the Streamside Protection regulations were adopted by Council on September 12, 2016 (Corporate Report No. R188).

The applicant submitted a Detailed Riparian Areas Regulations (RAR) Report (dated March 22, 2017) and Peer Review (dated April 18, 2017) which confirm a 10 metre (33 ft.) setback from top-of-bank is RAR compliant and meets the objectives outlined in the OCP for protecting sensitive ecosystems.

The applicant will convey the Streamside Protection Area, measured to 10 metres (33 ft.) from top-of-bank, to the City for conservation purposes as well as enter into a P-15 Agreement for the future monitoring and maintenance of replanting within the riparian area.

In addition, the applicant will register a combined Restrictive Covenant/Statutory Right-of-way over the 5 metre (16 ft.) drainage access corridor along the northern boundary which is provided over and above the Streamside Protection Area.

Given that a Qualified Environmental Professional (QEP) has confirmed the proposed 10 metre (33 ft.) setback, measured from top-of-bank, for the Class B watercourse along the northern boundary of the subject property is RAR compliant and various protection measures employed by the applicant (e.g. riparian area dedication, entering into a P-15 agreement, etc.), staff support the proposed variance.

Staff Report to Council

File: 7915-0185-00


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INFORMATION ATTACHED TO THIS REPORT

The following information is attached to this Report:

Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Appendix VI. Appendix VII. Appendix VIII.

Lot Owners, Action Summary Project Data Sheets Site Plan, Building Elevation Drawings and Landscape Plans Engineering Summary Summary of Tree Survey and Tree Preservation Development Variance Permit No. 7915-0185-00 OCP Re-designation Map Proposed CD By-law Rosemary Heights Business Park NCP Design Guidelines, Figure #3 – Potential Site Design for Business Park Development Adjacent to Hydro Lines

INFORMATION AVAILABLE ON FILE

Environmental Report Prepared by Phoenix Environmental Services Dated March 22, 2017 and revised June 2, 2017 as well as Envirowest Consultants Ltd. Dated April 18, 2017. Complete Set of Architectural and Landscape Plans prepared by Ionic Architecture Inc. and Maruyama & Associates Landscape Architects, respectively, dated May 23, 2017 and June 2, 2017.

original signed by Ron Hintsche

Jean Lamontagne General Manager Planning and Development

MRJ/da

APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Maggie Koka

Aplin & Martin Consultants Ltd. Address: 13450 – 102 Avenue, Suite #1680 Surrey, BC V3T 5X3

2. Properties involved in the Application

(a) Civic Address: 3032 - Croydon Drive 3035 – 156 Street

(b) Civic Address: 3032 - Croydon Drive Owner: Rosemary Business Park Ltd. PID: 011-419-920 Parcel "A" (M26060E) Lot 3 Section 23 Township 1 New Westminster District Plan 9266 (c) Civic Address: 3035 – 156 Street Owner: City of Surrey PID: 028-916-786 Lot 2 Section 23 Township 1 New Westminster District Plan BCP51422

3. Summary of Actions for City Clerk's Office

(a) Introduce an OCP Amendment By-law to:

amend "Figure 3: General Land Use Designations" by re-designating a portion of the subject property at 3035 – 156 Street from Urban to Mixed Employment; and amend "Figure 42: Major Employment Areas" by adding the Mixed Employment designation to a portion of the subject property at 3035 – 156 Street

and a date be set for Public Hearing.

(b) Introduce a By-law to rezone the property.

(c) Application is under the jurisdiction of MOTI.

MOTI File No. 2017-03592 (d) Proceed with Public Notification for Development Variance Permit No. 7915-0185-00 and

bring the Development Variance Permit forward for an indication of support by Council. If supported, the Development Variance Permit will be brought forward for issuance and execution by the Mayor and City Clerk in conjunction with the final adoption of the associated Rezoning By-law.

DEVELOPMENT DATA SHEET

Proposed Zoning: CD (based on IB-3)

Required Development Data Minimum Required / Maximum Allowed

Proposed

LOT AREA* (in square metres) Gross Total N/A 10.790 sq. m. Road Widening area N/A 128.5 sq. m. Undevelopable area N/A 6,860 sq. m. Net Total N/A 3,802.3 sq. m. LOT COVERAGE (in % of net lot area) Buildings & Structures N/A N/A Paved & Hard Surfaced Areas N/A N/A Total Site Coverage 46% 46% SETBACKS ( in metres) Front (West) 7.5 m. 2.9 m. Rear (East) 7.5 m. 2.6 m. Side (North) 7.5 m./3.6 m. 7.5 m. Side (South) 7.5 m./3.6 m. 9.5 m. BUILDING HEIGHT (in metres/storeys) Principal 14 m. 14.6 m. Accessory 6 m. 6 m. FLOOR AREA: Residential N/A N/A FLOOR AREA: Commercial N/A N/A FLOOR AREA: Industrial Building 1 N/A 1,174 sq. m. Building 2 N/A 2,954 sq. m. FLOOR AREA: Institutional N/A N/A TOTAL BUILDING FLOOR AREA N/A 4,128 sq. m. * If the development site consists of more than one lot, lot dimensions pertain to the entire site.

Development Data Sheet cont'd

Required Development Data Minimum Required / Maximum Allowed

Proposed

DENSITY # of units/ha /# units/acre (gross) N/A N/A # of units/ha /# units/acre (net) N/A N/A FAR (gross) N/A N/A FAR (net) 1.09 1.09 AMENITY SPACE (area in square metres) N/A N/A Indoor Outdoor PARKING (number of stalls) Commercial N/A N/A Industrial Building 1 29 stalls 72 stalls Building 2 67 stalls 51 stalls Residential N/A N/A Institutional N/A N/A Total Number of Parking Spaces 96 stalls 123 stalls Number of accessible stalls 1 stall 1 stall Number of small cars N/A N/A Tandem Parking Spaces N/A N/A Size of Tandem Parking Spaces N/A N/A

Heritage Site NO Tree Survey/Assessment Provided YES

Documents

xOCP Amendment Mixed Employment xRezoning …...Staff Report to Council File: 7915-0185-00 Additional Planning Comments Page 2 RECOMMENDATION SUMMARY xCouncil receive this report as